If you rush into your first deal, you will almost guaranteed get burned (especially in this market)

Without a reliable method of letting many people know who you are and what you do, you simply won't get enough traffic, then you'll burn out.

I would ask what your burning 'why' is.

There are a few steps I won't mention but next they get a real state issued ID and open secured credit card accounts.People should lookup Matthew Cox and Brett Johnson on You Tube and learn before you get burned.

I’ve been wanting to star an llc and move it under that, but I would burn my cash reserves to do it.  

I know that I am a compasionate man too and have burned myself more than once not being as firm as I should.

Are they burning bridges with buyers by giving out bad deals?

It's a super useful tool to help trim fat in a business.No matter what your business is or what you invest in, it's likely that 20% of your products/clients/properties/etc generate 80% of your revenue.

Or focus more on transactional real estate like flipping/wholetailing, or an ancillary RE adjacent business (hard money lending, brokerage, mortgages, RE tech, dumpster biz, etc.).If I got bored with it or burned out, I might shift to more passive parts of REI like syndications or NNN leases. 

I have been burned by this before, I bought a property that was being used as a triplex, and the county zoning had it listed as a triplex for use, when I went to renovate the property the local city government said I had to rehab it to a duplex as that was what their zoning called for.